Roof Replacement Cost: Full Tear-Off and Re-Install
A full roof replacement — tear-off of existing roofing, decking inspection and repair, install of new system — is the right call when the existing roof is past service life, has multiple failure points, or has decking damage that makes targeted repair uneconomical. In 2026 a turnkey replacement on a typical Lower Mainland home runs $10,500-$18,500 depending on size, complexity, and material. Below: what's included, the timeline, and how to choose between repair and replacement.
Day 1 — full tear-off of existing roofing and disposal. Inspection of decking for rot, delamination, or structural failure. Day 1-2 — decking repair as required (typical allowance is 4 sheets included; additional charged at $85-$120 per sheet installed). Install ice-and-water shield at all eaves, valleys, sidewalls, and around all penetrations. Synthetic underlayment over the field. Day 2-3 — new aluminum drip edge, new step and counter flashing at all walls, new pipe boots and B-vent flashings. Day 3-4 — shingle or membrane install, hip and ridge cap (or membrane termination), ridge venting paired with verified soffit intake. Magnetic nail sweep, full cleanup, final inspection.
Timeline
Two to four working days for a typical single-family home. Five to seven days for larger homes or complex multi-pitch layouts. Two to three weeks for cedar conversion projects (extra day for re-sheathing). We monitor weather and pause for heavy rain — we do not install on saturated decking, and our warranty depends on dry installation conditions.
What Drives Replacement Cost
Roof size (squares), pitch (steep increases install time and safety overhead), complexity (hip-and-gable vs simple gable), access (single-storey vs multi-storey vs hillside), material selection (standard architectural vs premium vs designer), and add-ons (cedar conversion, snow-stop, coastal flashing upgrades, heritage approvals). All of these are itemized in our quote so you can see exactly what each line costs.
Replacement vs Repair Decision
Replace if: shingle is past 20 years; granular wash-off is widespread; multiple flashings failing simultaneously; decking shows rot in multiple locations; ventilation is fundamentally inadequate. Repair if: failure is localized; rest of roof has 5+ years of life; shingle line still in production. Borderline cases — we'll walk you through both options with cost-of-ownership math.
Real Replacement Pricing by City
Vancouver Special: $9,800-$13,500. Burnaby Capitol Hill rambler: $10,500-$14,500. North Vancouver Lynn Valley split-level: $11,500-$15,800. West Vancouver Ambleside: $14,500-$18,500. Surrey Newton: $10,500-$14,000. South Surrey custom: $16,500-$28,000. Chilliwack Sardis: $10,500-$13,800. All include full tear-off, ice-and-water, underlayment, ridge vent, all flashings, dump fees, permits, and 25-year warranty stack.
Frequently Asked Questions
How much does a full roof replacement cost?
$10,500-$18,500 turnkey for a typical Lower Mainland home, depending on size, complexity, and material.
How long does replacement take?
Two to four days for a single-family home; five to seven for complex layouts.
Should I replace or repair?
Replace if past 20 years or multiple failures. Repair if localized and the rest of the roof is healthy.
Do you offer financing?
Yes — 0% for 12-24 months, longer terms up to 120 months through Financeit and SNAP.
Are you licensed and insured?
Yes — licensed and bonded in BC, $5 million liability insurance, and full WorkSafeBC coverage on every crew member. Documentation provided on request before any contract is signed.
Do you subcontract?
No. Every Budget Roofers crew member is a full-time employee. We do not subcontract install work.
What's your warranty?
25-year manufacturer material warranty plus 10-year Budget Roofers workmanship warranty. Premium and designer profiles carry 30-50 year manufacturer terms.
How long does install take?
2-4 days for a typical single-family home; 5-7 for complex layouts; 3-5 working days for cedar conversions.
Do you offer financing?
Yes — 0% for 12-24 months, longer terms up to 120 months through Financeit and SNAP. Soft-pull pre-qualification, decision in minutes.
What if it rains during install?
We monitor Environment Canada hourly and pause for heavy rain. We can tarp and dry-in safely in light rain. Warranty depends on dry installation conditions.
Do you handle permits?
Yes — included in the fixed price. We pull permits in your name and schedule inspections.
What if the decking is rotten?
Standard quote includes 4 sheets of replacement decking. Additional sheets billed at $85-$120 installed; we always show you damaged sheets before replacement.